The Truth About Pricing Your Home in Today’s San Antonio Market

Pricing your home correctly is one of the most important steps when selling in San Antonio’s evolving 2025 market. 
With inventory increasing and buyer behavior shifting, sellers who rely on emotion or outdated information often leave money behind. 
The right price isn’t about guessing—it’s about strategy, timing, and local market data. 

With 18 years of experience guiding homeowners across Bexar County, Tami Price, REALTOR®, explains how smart pricing decisions attract serious buyers and protect your bottom line from day one. 

Why Pricing Matters More Than Ever 

In today’s market, buyers have options. 
San Antonio currently has about 3.5 months of inventory, up from the extreme lows of past years. This gives buyers time to compare listings—and it means sellers must price accurately to stay competitive. 

A home priced just 3 to 5 percent above market value may miss the attention of qualified buyers searching within specific budget ranges. 
Conversely, a home priced too low may raise suspicion about condition or urgency. 

Finding that balance requires data, not emotion. 

Step 1: Start With a Comparative Market Analysis (CMA) 

A Comparative Market Analysis, or CMA, is the foundation of your pricing strategy. 
It evaluates recent sales of similar homes in your area, focusing on size, age, upgrades, location, and condition. 

A strong CMA includes: 

• Closed sales within the past 90 days. 

• Pending listings that indicate current demand. 

• Active competition currently on the market. 

• Adjustments for amenities, features, and lot variations. 

When reviewing a CMA, Tami Price explains how each comparable sale affects your pricing range, helping you understand what buyers are truly willing to pay—not just what others are asking. 

Step 2: Analyze Micro-Market Conditions 

Not all neighborhoods in San Antonio move at the same pace. 
Communities such as Alamo Ranch, Stone Oak, and Cibolo each have unique pricing behavior based on school district performance, inventory levels, and new construction competition. 

Tami Price analyzes: 

• Average Days on Market (DOM) in your subdivision. 

• List-to-sale ratios, which measure how close homes sell to their original price. 

• Seasonal demand patterns, especially tied to PCS cycles and school calendars. 

By focusing on hyperlocal data, your pricing strategy becomes precise rather than generic. 

Step 3: Understand Buyer Psychology 

Modern buyers are savvy. They research online, compare listings side-by-side, and often use automated valuation tools. 
Overpricing immediately signals that a seller is inflexible or unrealistic. 

When a home sits longer than 30 days without significant activity, it risks being labeled “stale,” which can result in lower offers later. 
By pricing strategically, sellers can generate early momentum that often leads to stronger offers and smoother negotiations. 

Step 4: Factor in Condition and Presentation 

Buyers connect perceived value with visual appeal. Even well-priced homes can struggle if presentation falls short. 

Before setting your final price, evaluate your home’s: 

• Curb appeal: Landscaping, paint, and entry presentation. 

• Interior updates: Flooring, fixtures, and lighting. 

• Maintenance: Roof, HVAC, and mechanical systems. 

Tami Price offers a free staging consultation and detailed preparation checklist before listing. This ensures your home not only photographs beautifully but also supports your chosen price point. 

Step 5: Avoid “Testing the Market” 

Some sellers want to start high and “see what happens.” In a balanced market, that approach can backfire. 
Listings receive their most online exposure in the first 7 to 10 days, and overpricing early can cost valuable traction. 

Price reductions later may attract buyers looking for bargains rather than serious offers at fair value. 
Accurate pricing from the start maximizes visibility and encourages early showings—two key ingredients for a strong sale. 

Step 6: Reassess Regularly With Data 

Markets move quickly. 
Tami Price monitors listing activity weekly, adjusting strategy based on feedback, showing volume, and comparable sales. 

If a home exceeds its expected Days on Market, she re-evaluates whether: 

• Competing listings have reduced prices. 

• Buyer demand has shifted due to seasonality. 

• New construction nearby is impacting resale competition. 

Regular updates allow sellers to respond proactively rather than reactively. 

Step 7: The Role of Appraisals 

Even when a home receives a full-price offer, the appraisal must support that value. 
Appraisers use the same comparable sales data Realtors rely on but apply standardized adjustments for location and features. 

Pricing realistically increases the likelihood of a smooth appraisal, protecting both the seller and buyer from renegotiation or delays. 

Step 8: Timing Your Listing Strategically 

In San Antonio, buyer activity typically rises from March through July, driven by school schedules and military relocations. 
However, motivated buyers search year-round. 
Tami Price evaluates seasonal MLS data to recommend optimal listing windows—balancing buyer activity with competition to achieve stronger results. 

Step 9: Market Data Snapshot — 2025 

According to SABOR’s 2025 housing data: 

• Median sales price: $323,000. 

• Average DOM: 35 to 45 days. 

• Active listings: Up 12% year-over-year. 

• List-to-sale ratio: 98%, indicating balanced conditions. 

These figures confirm a market that rewards realistic, well-researched pricing strategies. 

Step 10: Trust Experience Over Estimates 

Automated valuations can be helpful starting points, but they often fail to account for condition, upgrades, or neighborhood-specific nuances. 
Experienced local Realtors provide the context those algorithms lack. 

With nearly two decades of experience and a track record of helping sellers price confidently, Tami Price, REALTOR®, blends market analytics with firsthand neighborhood expertise to ensure sellers make informed, profitable decisions. 

The Bottom Line 

In 2025, accurate pricing remains the key to a successful sale in San Antonio. 
It’s not about guessing—it’s about data, timing, and trust. 
When guided by local insight and professional experience, sellers can protect their equity, attract serious buyers, and achieve the best possible return. 

Contact Tami Price, REALTOR®